2300 SW 43rd St Unit F3 · Gainesville, FL 32607

$150,000

2 bd · 3.0 ba · 1,133 sqft · Condo public records · 211 Days on market

Built 1985 $215/mo HOA · 12% of rent

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +5.1/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In SouthFork Oaks just two miles from UF, Shand, VA, 2 bed room 2.5 bath townhome, laminated wood floors downstairs, tile floors in bathrooms, carpet in stairs and second floor. Washer and dryer included, ceiling fans in each bedroom. There is a community pool and HOA takes care of exterior maintenance. Unit is rented and lease expires by the end of August 2016. 5+ Units.

Key facts

• Move-in ready
• Refreshing pool
• $215 HOA

Tags

• REFRESHING POOL
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#97 in FL, #1,480 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+, crime F.
• Alachua (urban): math 49% / reading 54% proficiency, ranked #30 of 73 in FL (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 245 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $1,741/mo this rent would consume 45% of the median local household income ($46k/yr) (locally 3418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $150k implies a 142% gain — meaningful room to come down on a strong offer.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.46×
• Total profit: $-22,796
• Equity at exit: $22,365

10-year hold

• IRR: -13.2%
• Equity multiple: 0.33×
• Total profit: $-28,170
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32607

• Rents YoY: 0.6%
• Active inventory: 245
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$226 /mo · $2,712/yr
• Insurance: −$62
• HOA: −$215
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $85

Break-even live

Break-even rent $1,633

Max offer price $150,000

Occupancy floor 90%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4781 SW 36th Rd Gainesville, FL	1.0–3.0	1.0–2.0	1137	$2,340	$2.06	13d	61	0.83mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Likely covers: exterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-04-11
   status Pending
2. 2026-03-06
   status Active
3. 2026-01-09
   status Pending
4. 2025-11-13
   price $150,000
5. 2025-10-22
   price $159,900
6. 2025-09-04
   price $160,000
7. 2025-08-29
   price $169,900
8. 2025-07-17
   listed $170,000 Active
9. 2025-04-03
   historical $1,195
10. 2025-03-23
    price $1,195
11. 2025-03-12
    price $1,295
12. 2025-03-01
    listed $1,395
13. 2016-08-31
    soldstatus $62,000 374-char remark

    Show marketing remark (374 chars)

    In SouthFork Oaks just two miles from UF, Shand, VA, 2 bed room 2.5 bath townhome, laminated wood floors downstairs, tile floors in bathrooms, carpet in stairs and second floor. Washer and dryer included, ceiling fans in each bedroom. There is a community pool and HOA takes care of exterior maintenance. Unit is rented and lease expires by the end of August 2016. 5+ Units.

14. 2016-08-31
    soldstatus $62,000

    Show marketing remark (374 chars)

    In SouthFork Oaks just two miles from UF, Shand, VA, 2 bed room 2.5 bath townhome, laminated wood floors downstairs, tile floors in bathrooms, carpet in stairs and second floor. Washer and dryer included, ceiling fans in each bedroom. There is a community pool and HOA takes care of exterior maintenance. Unit is rented and lease expires by the end of August 2016. 5+ Units.

15. 2016-06-01
    listed $67,000 374-char remark

    Show marketing remark (374 chars)

    In SouthFork Oaks just two miles from UF, Shand, VA, 2 bed room 2.5 bath townhome, laminated wood floors downstairs, tile floors in bathrooms, carpet in stairs and second floor. Washer and dryer included, ceiling fans in each bedroom. There is a community pool and HOA takes care of exterior maintenance. Unit is rented and lease expires by the end of August 2016. 5+ Units.

16. 2004-08-05
    soldstatus $93,900
17. 2000-11-21
    soldstatus $99,400

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,712 · $226/mo
• Projected year-2 tax: $2,712 · $226/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,893
• − Mortgage interest: −$8,402
• − Property taxes: −$2,712
• − Insurance: −$750
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$2,580
• − Depreciation: −$4,364
• Taxable loss: −$1,258
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $1,326/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Alachua
• NCES district ID: 1200030
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,683
• Composite: 43.31/100
• National rank: #3038
• State rank: #30 of 73 in FL

Livability — Gainesville

• Score: 81/100
• State rank: #97
• US rank: #1480

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D+ Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gainesville, FL
• County: Alachua County · 218,005 people
• City population: 188,348
• Metro: Gainesville, FL
• Population (ZIP): 35,720
• Household income: $45,987
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 3418.0

Population outlook (Alachua County) Hauer SSP2

• Today (2025): 289,834 people
• By 2030: 305,873 · +5.5%
• By 2040: 335,246 · +15.7%
• By 2050: 364,719 · +25.8%
• By 2075: 436,665 · +50.7%
• By 2100: 482,920 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 17% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 3% French/Haitian/Cajun 1%

Political lean MEDSL · Alachua

• 2024 margin: Strong D (+21.0) · D 59.7% · R 38.8% · Other 1.5%
• 2008→2024 swing: -0.6pp no change · 2008: 21.6pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+27.2 2016: D+22.5 2012: D+17.3 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -177.86%
• Current HPI: 270.183
• Rent YoY: ▲ 0.60%
• Metro: Gainesville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+50.9% since first listed

17 events — show timeline

• 2026-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Rental Removed $1,195 STELLARMLS
• 2025-03-23 Price Changed $1,195 STELLARMLS
• 2025-03-12 Price Changed $1,295 STELLARMLS
• 2025-03-01 Listed for Rent $1,395 STELLARMLS
• 2016-08-31 Sold (Public Records) $62,000 Public Records
• 2016-08-31 Sold (MLS) $62,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-01 Listed $67,000 Stellar MLS as Distributed by MLS Grid
• 2004-08-05 Sold (Public Records) $93,900 Public Records
• 2000-11-21 Sold (Public Records) $99,400 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,712 · +7.6% YoY. Source: county tax records.